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New Home Constructionin The City of Vancouver
The Process and
Common Questions
Brought to you by Development Services
Outright vs. Conditional Zoning
Outright
•Less density
•Complies with all regs
•No Guidelines
•Fewer application requirements
•No notification
•Shorter process
Conditional
•More density
•Regs have some flexibility (discretion)
•Design Guidelines apply
•More application requirements(context photos, material choice,landscape plan)
•Neighbourhood notification
•Longer process
Outright vs. ConditionalMost Common Zoning Schedules for 1&2 FD
Outright
RS-1 Outright or Conditional
RS-5, RS-6
Conditional
RT, FSD, RA
Enquiry Period:Applicant Homework
•Make a site visit
•Gather Information•Know your address, zoning schedule•Take photos, including of neighbouring sites•Get survey, including significant trees
•Understand the rules that apply•Address, zoning district, existing condition•Read the applicable By-laws & Guidelines
•Confirm what you want to do• project scope, outright or conditional
Where Can You Get Help
•Phone Centre – 604-873-7611
•Enquiry Centre (in person) –2nd Floor, East Wing, City Hall
Hours 8:30-4:30 Mon-Fri
•VanMap - http://vancouver.ca/vanmap/
•Website -http://vancouver.ca/commsvcs/developmentservices/
At the end of your Enquiry
You should understand…•Viability of your project
•What zoning by-laws and Guidelines apply
•Whether your project is “Outright” or “Conditional”
•What you need to do next(prepare Outright application or, for Conditional, book pre-app meeting with Planning)
The Outright Process
Application Review by PCApplication Review by PC
Application IntakeApplication Intake
Contact ApplicantFor appointmentContact ApplicantFor appointment
IssuanceIssuance
Pay FeesPay Fees
Deficiency ListDeficiency List
Re‐DesignRe‐Design
Contact ApplicantContact Applicant
ReviewReview
Engineering Pre‐ApplicationEngineering Pre‐Application
Pre‐Application(Applicant Homework)
Pre‐Application(Applicant Homework)
OutrightPre-Application
•Who could be involved?
• Enquiry Centre
• Subdivision
• Addressing
• Supervisor - 1 & 2 Family Dwellings
• Engineering
• Landscaping
Outright -Application Intake
• Applicant calls the Intake Line to book an appointment – 871-6526
• At meeting, check all application requirements are complete
• Check for “showstoppers”
During the Outright Review…
• Review for compliance with:• Zoning & Development Bylaw• Vancouver Building Bylaw• Parking Bylaw• Bulletins & Policies
• Review legal documents on title
• Coordinate with Subdivision, Fire Department, & Processing Centre - Building
Green Homes Requirements - Main Features
• Insulation – exterior wall, foundation, & under slab• Window performance• 40% non-incandescent lighting• Gas-fueled fireplace efficiency• Dual-flush toilets• Heat recovery ventilator• Pre-pipe for roof-mounted solar energy• Pre-wire for electric vehicle charging• EnerGuide Rating Service Audit Report
Issuing an Outright Permit• Co-ordinate with Processing Centre - Development• Staff will call you to set appointment• Applicant pays fees
• Engineering• Permits• Development Cost Levies
• Issuance of Permits• Demolition Permit• Development and Building Permit• Building Permit• Drain Tile Permit• Tree Permit
What Happens Next?• Meet with your District
Inspector to establish inspection requirements
• Start building
• Sub-trades come in to City Hall and obtain trades permits
• Inspections
• Revisions (phone 604-871-6526 for appointment)
Engineering ReviewOutright and Conditional
What Engineering reviews-Garage Slab Grades-Encroachment situations-Sewer Upgrades
Engineering Approval Process & Fees-Outright vs. Conditional
Landscape Review for New Homes -Outright and Conditional
•Provide Tree Plan (outright)
•Landscape Plan (conditional).
•Review applicable Tree By-law & Guideline requirements
•Tree Protection•Tree Permits (removal or replacement)•Species
The Conditional Development Permit Process
Pre‐app meeting with Planner(by appointment)Pre‐app meeting with Planner(by appointment)
Application Intake (walk – in, at Enquiry Centre)
Application Intake (walk – in, at Enquiry Centre)
Development Permit IssuedDevelopment Permit Issued
Revised SubmissionRevised Submission
Decision and Prior to LetterDecision and Prior to Letter
Staff review (NAP,other depts,Neighbourhood notification)Staff review (NAP,other depts,Neighbourhood notification)
Enquiry and Applicant HomeworkEnquiry and Applicant Homework
Board of VarianceAppeal
Board of VarianceAppeal
Enquiry Period:Applicant Homework
•Make a site visit
•Gather Information•Know your address, zoning schedule•Take photos of your property and of neighbouring sites•Get survey, including signficant trees
•Understand the rules that apply•Address, zoning district, existing condition•Read the applicable By-laws & Guidelines
•Confirm what you want to do• project scope, outright or conditional
Pre-application forConditional Applications
Pre-application meeting with Development Planner (873-7611) & Landscape (walk-in, Enquiry Centre)
•Bring in your schematic drawings (plans, elevations, site and context photos,etc.)
•Senior staff preliminary review & feedback (appx. 1 week)•Design direction & relaxations supported?•Other departments consulted•Application requirements specified•Neighbourhood notification confirmed
Application IntakeFor Conditional Applications
•Bring in all required application materials – walk in at Enquiry Centre
Quality Critical !
•Fees paid - DE and Building Grade
•Timing depends on quality of application, complexity of project, conformance to Guidelines, results of neighbourhoodnotification
Application review
•Staff Review initiated•Planning, Engineering, Technical, Landscape, Building Code, Heritage, etc.
•New Application Preview (NAP)•Results shared with you
•Neighbourhood Notification
•Recommendation to, and decision by, Director of Planning
•(8-10 weeks from application)
“Prior to” and Permit Issuance
•What’s in a Prior to Letter?
•Applicant response to “prior to” conditions•revised plans and materials
•Preparing your Building Permit application
•DE Permit Issuance
•Some rules cannot be relaxed
•Director of Planning refusal
•Role of the Board of Variance
The Board of Variance
Obtaining a Building Permit
•Submission requirements & BU application appointment - 604-871-6526
•Intake, Review & Permit Issuance at 1&2 Family Dwelling Group, 3rd Floor, E. Wing
•Can coincide with DE issuance
What Happens Next?
• Meet with your District Inspector to establish inspection requirements
• Start building
• Sub-trades come in to City Hall and obtain trades permits
• Inspections
• Revisions
Top Things to Understand
-Zoning & Development By-law vs.Vancouver Building By-Law
-Setbacks and Sideyards
-Height Calculation
-Floor Space Exclusions/Inclusions
-Rainscreen Detail
-House design & neighbourliness
-RT-10 FSR Guidelines
Zoning & Development By-lawVs.
Vancouver Building By-law
Yard Setbacks
Building Height
Building Height
Floor Space Ratio
Floor Space Ratio
Rainscreen Detail
•Submitted details should depict what will be built on site
•Generic CMHC details NOT valid for Building Permit submissions•Details should include:
Wall Detail – showing cladding materials and transitions
Wall penetration detailWindow DetailGuard DetailParapet Detail
Useful Web Links and Phone Numbers
• Development Services Webpagehttp://vancouver.ca/commsvcs/developmentservices/
• Enquiry Centre Phone Line – for help in understanding the regulations, and to book an appointment with a planner - 604-873-7611
• Engineering Information -In person at “Crossroads” office, Cambie and Broadway, 5th
Floor• BC Hydro -
http://www.bchydro.com/youraccount/content/electrical_connections.jsp
Questions?